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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Residential income homes
4260 Northrise Dr, Las Cruces, NM 88011-7299
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US61-0752880
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2013
Construction
FRAME
Total area
5,126 SF
Lot
12.74 ac (554,954 SF)
Zoning code
HI-DENS-RES
APN
4-010-131-006-144
UPID
US61-0752880
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sonoma Palms Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$604k
Blend (final)
Blend
$540k
Owner & transaction history
Wcw Olympus Las Cruces Investors Ll · 4 yrs held
Wcw Olympus Las Cruces Investors Ll
since 2021
7 recorded transactions
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$605,000
+37.8%
Restaurant
$540,000
+23.2%
Office building
$540,000
+23.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Las Cruces submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Las Cruces submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$440,000
Current use
AUTO REPAIR, GARAGE
$605,000
Change: +38% · Conversion: Difficult
RESTAURANT
$540,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$540,000
Change: +23% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$445,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$385,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$540k
Range $486k – $594k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$105 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$153,639
Tax year 2023
Assessed value
$4,957,146
Assessed 2023
Previous assessed
$4,853,330
+2.1% YoY
Effective rate
3.10%
On assessed value
Assessed land
$637,000
Assessed improvement
$4,320,146
Land market value
$1,911,000
Improvement market value
$12,960,437
Total market value
$14,871,437
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2013
Construction
FRAME
Heating
NONE
Buildings
3
Stories
2
Bathrooms
340
Total area
5,126 SF
Lot
12.74 ac (554,954 SF)
Zoning code
HI-DENS-RES
APN
4-010-131-006-144
UPID
US61-0752880
Jurisdiction
DONA ANA
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Zoning HI-DENS-RES · permitted uses
HI-DENS-RES · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Las Cruces. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$440,000
AUTO REPAIR, GARAGE
Est. value
$605,000
RESTAURANT
Est. value
$540,000
OFFICE BUILDING
Est. value
$540,000
INDUSTRIAL (GENERAL)
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$385,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2013
Construction
FRAME
Heating
NONE
Stories
2
Buildings
3
Bathrooms
340
Lot
12.74 ac
Current owner
From public records · entity-resolved
Wcw Olympus Las Cruces Investors Ll
Individual
Mailing address
500 THROCKMORTON ST STE #300, FORT WORTH, TX 76102-3745
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2021
—
Wcw Olympus Las Cruces Investors Ll
Sonoma Palms Apartments Louisiana L
Special Warranty Deed
$20,800,000 · Berkadia Commercial Mortgage LLC
Jul 30, 2014
—
Palms Apartments Louisi Sonoma
—
Loan Modification
related
$23,011,800 · Johnson Cap Huntoon Hastings I
Nov 28, 2012
—
Habid A Gonzalez
Sapna LLC
Dual Purpose Document
$70,000 · Sapna LLC
Sep 26, 2012
—
Palms Apartments Louisi Sonoma
Sonoma Ranch North LLC
Quit Claim Deed
related
$22,419,700 · Huntoon Hastings INC
—
—
Sonoma Palms Apartments Louisi
—
Loan Modification
related
$592,100 · Walker & Dunlop
—
—
Sonoma Palms Apartments Louisi
—
Loan Modification
related
$23,011,800 · Walker & Dunlop
—
—
Palms Apartments Louisi Sonoma
—
Loan Modification
related
$592,100 · Johnson Cap Huntoon Hastings I
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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